523 Main St · Ashland, KS 67831

$25,000

3 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 23 Days on market

Built 1910

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Key facts

• Clark county lake
• Built 1910
• Listed 22 days

Tags

• CLOSE TO GRADE SCHOOL
• CLARK COUNTY LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#149 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Ashland (rural): math 10% / reading 25% proficiency, ranked #274 of 280 in KS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $82 of equity ($173 loan paydown + $-91 appreciation (-0.4% local appreciation)).
• Clark County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.75% ✓
• Cap rate: 33.52%
• Cash-on-cash: 97.24%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.6%
• Equity multiple: 6.00×
• Total profit: $34,985
• Equity at exit: $6,807

10-year hold

• IRR: —
• Equity multiple: 12.41×
• Total profit: $79,848
• Equity at exit: $7,830

Cash invested: $7,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 67831

• Home prices YoY: -0.2%
• Active inventory: 5
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $567

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 34%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 23 DOM
2. 2026-06-17
   days on market $25,000 Active 22 DOM
3. 2026-06-16
   days on market $25,000 Active 21 DOM
4. 2026-06-15
   days on market $25,000 Active 20 DOM
5. 2026-06-13
   days on market $25,000 Active 18 DOM
6. 2026-06-12
   days on market $25,000 Active 17 DOM
7. 2026-06-09
   days on market $25,000 Active 14 DOM
8. 2026-06-08
   days on market $25,000 Active 13 DOM
9. 2026-06-07
   days on market $25,000 Active 12 DOM
10. 2026-06-05
    days on market $25,000 Active 10 DOM
11. 2026-06-04
    days on market $25,000 Active 8 DOM
12. 2026-06-02
    days on market $25,000 Active 7 DOM
13. 2026-06-01
    days on market $25,000 Active 6 DOM
14. 2026-05-31
    days on market $25,000 Active 5 DOM
15. 2026-05-31
    days on market $25,000 Active 4 DOM
16. 2026-05-26
    listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,240
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$727
• Taxable income: $6,814
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $5,171/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ashland
• NCES district ID: 2003510
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $41,143
• Composite: 18.31/100
• National rank: #14058
• State rank: #274 of 280 in KS

Livability — Ashland

• Score: 71/100
• State rank: #149
• US rank: #7221

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, KS
• Population (ZIP): 1,048

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,122 people
• By 2030: 2,164 · +2.0%
• By 2040: 2,352 · +10.8%
• By 2050: 2,603 · +22.7%
• By 2075: 3,356 · +58.2%
• By 2100: 4,087 · +92.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 5% Native American 4% Asian 2%
• Common ancestry: Scottish 6% Italian 6% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+72.8) · D 12.7% · R 85.5% · Other 1.8%
• 2008→2024 swing: -16.5pp toward R · 2008: -56.2pp · 2024: -72.8pp
• All cycles: 2024: R+72.8 2020: R+70.8 2016: R+70.7 2012: R+62.0 2008: R+56.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.36%
• Current HPI: 180.9676
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $25,000 FSBO.com